DIRECTIONS: Proceeding through Bethesda on the A5 in the direction of Betws Y Coed, as you approach the outskirts of the village, turn left at the crossroads into Braichmelyn and after approximately 50 yards, take the first turning on your right into Rhes Jams. The cottage will then be found approximately 50 yards along on the left hand side.

THE ACCOMMODATION COMPRISES:

GROUND FLOOR

The property has a slate roofed canopy entrance with a coach lamp style light fitting and a uPVC front door opening into the

RECEPTION VESTIBULE having a quarry tile floor incorporating a mat well, part painted exposed slate walls, a cloaks rail, a high level electricity meter cupboard also housing the consumer unit and a painted pine panelled door opening into the

LOUNGE/DINING ROOM 13’ 10” (4.24m) x 13’ 6” (4.10m) having an attractive slate built Inglenook fireplace with a tiled hearth and a wood burning stove; an understairs cupboard housing an insulated hot water cylinder with an immersion heater, understairs storage cupboard, three double power points, an electric radiator, light oak shelving, a uPVC double glazed bay window with a deep quarry tile sill, a smoke detector alarm and the following rooms off:

KITCHEN 8’ 0” (2.44m) x 7’ 0” (2.12m) re-fitted with a bright range of matching base and wall cupboard units having deep pan drawers, a recess with plumbing and waste pipe for a washing machine and black granite pattern rolled edge heat resistant worktops incorporating an inset single drainer stainless steel sink and an inset ceramic hob with a built-in fan assisted electric oven/grill beneath. Ceramic tile floor, tiled splash backs to the worktops, three double power points, one single power point, an electric point for a cooker incorporating a further single power point, a uPVC double glazed bay window with a deep sill and an access hatch to the roof space. 

SHOWER ROOM 5’ 6” (1.66m) x 4’ 6” (1.38m) having a white suite comprising a tiled/glazed quadrant shower cubicle with a Mira Sport electric shower and a pedestal wash hand basin. Ceramic tile floor, fully tiled walls, a vanity mirror and an extractor fan. 

FIRST FLOOR

A short straight flight staircase with a painted spindle balustrade then leads up from the lounge/dining to a small galleried landing which has a spindle hand rail and a wood effect panelled door opening into the

REAR HALL having a part lattice glazed stable door providing independent rear access and the following rooms off:

REAR BEDROOM ONE 10’ 9” (3.26m) x 7’ 3” (2.20m) having two double power points, an electric radiator, two uPVC double glazed windows and a painted panelled door.

REAR BEDROOM TWO 7’ 8” (2.34m) x 6’ 8” (2.04m) having one double power point, an electric radiator, two uPVC double glazed windows and a painted panelled door. 

W.C. having a white suite comprising a pedestal wash hand basin with a WC low suite. Tile effect vinyl flooring, painted panelled walls to dado level, a towel ring and a uPVC double glazed window.

OUTSIDE

To the front of the property, there is a slated low maintenance garden with a wooded aspect. 

To the rear of the property, there is a concreted domestic area with steps leading up to a lawned garden having timber post and rail fencing, two derelict slate build sheds, views towards the mountains and a pleasant wooded aspect.  The property also has INDEPENDENT REAR ACCESS ON FOOT via a right of way over the adjoining property to the left.